Transcript City of Coral Gables

Single Family Districts
• Working with staff, we ultimately settled
on two districts
Monster Home Issue
• Create new provisions for review of new or
expanded houses in the context of
neighborhood
• Refine FAR provisions
• Modify lot split provisions to create viable
alternative to “monster” houses
Contextual Review
• New or expanded homes with an FAR of
greater than .35 or new or expanded
homes on parcels of land of greater than
100 feet in width subject to a
discretionary professional staff approval
• Discretionary staff approval addresses
compatibility of proposed home in
context of character of particular address
Area of Analysis
Parcel Proposed
For Development
Contextual Review Standard
“The mass and character of the proposed
dwelling is consistent and compatible in
terms of mass, height, scale and design
with the existing dwellings on both sides
of the street on which the dwelling is
proposed to be located.”
Contextual Review Standard
The extent to which the design of the
proposed dwelling has employed the
following standards which would enhance
the consistency and compatibility of the
proposed dwelling:
• Additional front yard set back equal
to ten percent of the depth of the lot
Additional
setback
Vacant Lot
Additional Setback
Contextual Review Standard
• The façade which faces the front
setback does not exceed 40% of the
lot width
Contextual Review Standard
• Garage doors shall not be located
within 5 feet of the front setback line
Contextual Review Standard
• 40% of the total roof area surface shall
be a gabled roof
1,026 = 53%
1,953 sq. ft.
Contextual Review Standard
• No more than 40% of the roof area
shall have the same height, plus or
minus 3 feet.
Contextual Review Standard
1,912 sq. ft.
• No more than 40% of the roof area
shall have the same height, plus or
minus 3 feet.
668 sq. ft. – 35%
Contextual Review Standard
576 area
sq. ft. – 30%
• No more than 40% of the roof
shall have the same height, plus or
minus 3 feet.
667 sq. ft. – 35%
Refined FAR
• On lots with an area of 7,500 square feet or
less: .48.
• On larger lots: .48 up to 7,500 square feet,
plus
•.35 for each additional square feet of area
up to 15,000 square feet, plus
•.1 for each square foot of area in excess of
15,000 square feet.
Lot Split Modifications
• Assumes that in some cases, 2 compatible
homes are preferable to 1 very large home
• Offer an alternative to larger homes as
only way to realize value of larger parcels
of land
• Establish objective standards
• Make process more efficient
Lot Split Modifications
• Lot split permitted where parcel has a
width of more than100 feet, and
• At least 60% of existing homes within a
block with frontage on either side of the
have frontages which are equal to or
smaller than 50% of the width of the
parcel proposed to be split
Example
• Assume a parcel of land with 100 feet of
frontage
• In order to be entitled to divide the parcel
into 2 lots with 50 feet of frontage, at
least 60% of the homes in the “area of
analysis” are on lots with 50 feet of
frontage or less
125’
1 23 4
5
6
171615 14 13 12
7 89
11 10
17
123
45 6
98
LOT SPLIT NOT
PERMITTED
7
9
17
53%
150’
12 3 4 5
141312
11 10
678
9
LOT SPLIT PERMITTED
14
17
82%
150’ LOT SPLIT INTO TWO 75” LOTS
MF Districts
• Consolidate A, D and TH districts into 2
MF districts
• MF 1 is a low density multifamily district
• MF 2 is a higher density multifamily
district derived from the moratorium
ordinance
Non-Residential Districts
• Consolidate CA, CB and CC into 2
districts
• CL is a limited commercial district
(contiguous to single family districts) and
C is a general commercial district
• Consolidate 257 specific uses into 57 use
classifications
• “Use equivalency” chart provided for
review
Non-Residential Districts
• Add provisions governing night time
uses in proximity to single family
residences
• New provisions governing
entertainment uses
• Make X and mixed uses conditional
uses in commercial districts
Article 5. Development
Standards
• Consolidated and enhanced landscaping
provisions
• Consolidate design standards
• Merge Mediterranean bonus and TDRs
• Modify sign regulations to enhance
“content neutrality”
• Reorganized and clarified off-street
parking provisions
Article 6. Nonconformities
• Incorporation of all provisions regarding
nonconformities
• Inclusion of nonconforming sign
provisions
• Entirely new section on nonconforming
accessory uses and structures
Article 6. Nonconformities
• Inclusion of entirely new section on
terminating nonconforming status
through use of “upgrading”
• Inclusion of existing “non-permitted
garage” provisions
Article 7. Violations,
Enforcement, Penalties
• Consolidation of all enforcement
provisions in existing code which are
currently scattered throughout
• Clarification of existing provisions and
expansion of authority where possible
Article 8. Definitions
• Consolidation of all definitions in existing
zoning code and other Code provisions
incorporated into the LDRs
• Proposed addition of numerous
definitions (both for new uses and for
numerous terms used in the LDRs not
previously defined)
Landscaping Provisions
• Created a unified landscaping division by
incorporating those sections of the
existing code which referenced landscaping
requirements into one division.
• Incorporated the Miami-Dade County
Code where applicable
Landscaping Provisions
• Provide:
– For preservation of existing landscaping;
– Single Family Districts: exempt from the
Division except required to provide a
minimum landscape open space of 35% and a
minimum number of three (3) trees
– Applicability to all new development,
redevelopment and change in use
– Graphics to assist the reader, such as depicting
existing dimensions of Vehicular Use Area
Right-of-Way Landscaping
TDRs
• Bonus under Mediterranean only with
TDRs
• Sending from multiple locations in City
where reductions of on-site density are
necessary
• North Ponce as an additional receiver area
Sign Ordinance
• Relocated procedural language
• Eliminated references to content of signs
without changing the substance of the
sign code
• Linked permitted temporary signs to
zoning district
• Off-premises commercial signs are
prohibited
Parking
• Reorganized and simplified parking
regulations
• Moved landscaping requirements to
landscaping division
• Added and incorporated illustrations
(parking space dimensions illustrations
were previously cross-referenced)
Parking
• Enhanced illumination standards to
require relatively even illumination of
parking areas (added 12:1 luminance ratio
where no ratio had been required).
• Removed reduced requirements for CBD
and did not provide for shared parking,
both per Parking Advisory Board
recommendation 9/23/04
Parking
• Modified off-street parking table
(simplified and made consistent with
proposed use table)
• Provided recommended parking standards
where none were previously provided
(e.g., golf/tennis grounds; heliports;
helistops; municipal facilities; public
transportation facilities)